Property Overview: 417 Arnold Avenue, Lord Roberts, Winnipeg
Key Characteristics & Appeal
This home at 417 Arnold Avenue presents a specific and practical value proposition in Winnipeg's Lord Roberts neighbourhood. Its key appeal lies in the balance of a larger-than-average lot and a manageable, compact home. With a living area of 880 sqft, the house itself is modest and efficient, sitting below the citywide average for size. However, it is situated on a 3,872 sqft lot, which is notably larger than most in its immediate area and street, offering valuable outdoor space and potential.
The 1947 build date makes it newer than many homes in this historic neighbourhood, which can mean fewer concerns with extremely aged infrastructure. The assessed value is significantly below averages at every comparison level, indicating a lower property tax burden and positioning it as an accessible entry point into the market.
This property would suit first-time buyers or practical downsizers seeking a lower-maintenance footprint without sacrificing yard space. It’s also a candidate for buyers interested in the long-term potential of the land itself, as the combination of a lower assessed value and a generous lot in an established area could be seen as a solid foundation for future investment.
Frequently Asked Questions
1. What is the likely property tax bill?
Based on its assessed value of approximately $20,100, the annual property taxes would be relatively low compared to other Winnipeg homes. You can calculate an estimate by applying the current City of Winnipeg mill rate to this assessed value.
2. Is the smaller living area a concern?
At 880 sqft, the home is compact. It suits a lifestyle that prioritizes efficient use of indoor space and values the larger outdoor lot. For some, it may feel cozy; for others, it’s a manageable layout with lower utility and maintenance costs.
3. What does "below average" assessed value really mean?
While it suggests a lower purchase price and tax bill, it’s important to understand why. It primarily reflects the home's modest size and market position. It doesn’t necessarily indicate a problem, but it does signal that the value is in the land and location more than in the structure's current state.
4. How does the 1947 build date affect the home?
Being built in 1947 places it after the pre-war construction common in the area. This could mean updated building methods and materials for its time, but core systems like plumbing, electrical, and the roof are still likely due for updates or have been partially updated over the decades. A thorough inspection is essential.
5. Can I find out the exact past sale price?
The listed sale range ($250k-$300k in 2023) is based on public data. The page notes that you can request the exact sold price history by email from the service, which they provide manually without using your email for marketing.